Quadplex With Recording
For Sale
$650,000
11 White Plains Road, Webster, NH 03303
Webster, NH
Property Size3,934 SF
Lot Size3.00 Acres
Price / SF$165.23
Days on Market211
Property Features for 11 White Plains Road
General Information
Property type
Residential Multi Family
Property subtype
Single Family Attached
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 2, Bedroom 4, Bedroom 3
Elementary school
Webster Elementary School
Middle school
Merrimack Valley Middle School
High school
Merrimack Valley High School
Elementary school district
Merrimack Valley SAU #46
Middle school district
Merrimack Valley SAU #46
High school district
Merrimack Valley SAU #46
Standard status
Active
Size
3,934 SF
Lot size
3.00 Acres
Amenities
music recording studio
deck
Building Details
Year built
1800
Listing Agency:
Concord, New Hampshire · Better Homes and Gardens Real Estate
(603) 228-0151
Listed By:
Stacey McDowell
(603) 228-0151
Added: Jan 22
Changed: Aug 20
Last Checked: Aug 21 at 9:06AM
MLS# 5074647
Copyright © 2026 Better Homes and Gardens-The Masiello Group. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,934-square-foot quadplex is arranged as a primary residence, an attached one-bedroom apartment, and two studio apartments in converted barn and garage spaces. The main unit includes three bedrooms, an attic-level suite with skylights, and two decks. A professionally designed music recording studio with audio equipment adds dedicated creative workspace within the property. Built in 1800, the property sits on approximately three private acres with an open yard that also accommodates parking for boats or recreational vehicles. The four-unit configuration supports an owner-occupied arrangement with three additional rentals, subject to the buyer’s intended use and applicable requirements. The property is offered as-is.
Key Highlights
- Four‑unit multifamily property totaling 3,934 square feet
- Approximately three private acres with an open yard
- Professionally designed music recording studio with audio gear
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$56,508
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.69%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,130,160
$1.1M
Cap Rate 7%
$807,257
$807.3K
Cap Rate 9%
$627,867
$627.9K
Market Conditions
NOI Build-Up for 3,934 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$85.0K $21.60/SF
− Vacancy
−$4.2K −$1.08/SF
EGI
$80.7K $20.52/SF
− OpEx
−$24.2K −$6.16/SF
NOI
$56.5K $14.36/SF
Area
Merrimack County, NH
Vacancy
5.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,130,160
Cap Rate 7%
$807,257
Cap Rate 9%
$627,867
Alternative Uses
Best Use
Multifamily LT 5
$807.3K
$706.4K – $941.8K
NOI $56,508 @ 7.0% cap · market cap 8.69%
Second Best
Office B
$785.7K
$687.5K – $916.7K
NOI $55,000 @ 7.0% cap · market cap 8.46%
Theoretical Best
Office A
$1.02M
$896.3K – $1.20M
NOI $71,703 @ 7.0% cap · market cap 11.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 03303, NH
16,516
Population
6,907
Households
2.4
Avg Household Size
43
Median Age
31%
College-Educated
94%
High-School Grad
67.8 sq mi
ZIP Area
244
Density / Sq Mi
$79,688
Median Household Income
$49,648
Median Earnings
$1,363
Median Rent
$274,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit property combining residential space, a professional recording studio, and an open yard in a private setting.
Where is this quadplex located?
The property is located at 11 White Plains Road Webster, NH.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Four‑unit multifamily property totaling 3,934 square feet; Approximately three private acres with an open yard; Professionally designed music recording studio with audio gear
